203 E Waverly Place Ct · Dentsville, SC 29229

$165,000

3 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 47 Days on market

Built 2002 7,405 sqft lot $43/mo HOA · 2% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement to $165,000 PLUS up to $5000 in closing costs. This 3 bedroom home in Summit Place offers an ideal combination of affordability, functionality, and location, perfect for first time buyers or investors looking to add to their portfolio. The main level features an open layout that connects the living, dining, and kitchen areas, creating a comfortable flow for everyday living. Upstairs, all three bedrooms provides privacy, with brand new carpet providing a fresh, move in ready feel. The efficient 1 bath design keeps maintenance simple, while the layout offers potential for future updates or added value over time. A private garage adds extra storage and convenience, an added b

Key facts

• 7,405 sq ft lot
• Garage
• Built 2002

Property features AI

Finance

• Other: Directions: please use GPS; home is on the left
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewer
• Home design: 2-story property
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Master bedroom on the second level; Second bedroom on the second level; Third bedroom on the second level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Family room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#50 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime F, commute F.
• Richland 02 (suburban): math 35% / reading 47% proficiency, ranked #29 of 80 in SC (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rice Creek Elementary (math 36% / reading 34%, grade F, #339 of 597 statewide, top 57%, 737 students, 76% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 68% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-8,775
• Equity at exit: $24,602

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $14,572
• Equity at exit: $14,266

Cash invested: $46,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$865
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$69
• HOA: −$43
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $287

Break-even live

Break-even rent $1,414

Max offer price $165,000

Occupancy floor 79%

Sensitivity live

Price	-10% $381	-5% $334	+0% $287	+5% $240	+10% $194
Rent	-10% $147	-5% $217	+0% $287	+5% $357	+10% $428
Rate	-1.0pp $370	-0.5pp $329	base $287	+0.5pp $244	+1.0pp $201

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 Waverly Place Ln Columbia, SC	3.0	2.0	1428	$1,875	$1.31	15d	1	0.07mi
214 Elders Pond Dr Columbia, SC	3.0	2.5	1400	$1,350	$0.96	12d	1	0.13mi
1214 Waverly Place Ln Columbia, SC	3.0	2.0	1152	$1,800	$1.56	12d	1	0.18mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	20d	1	0.25mi
3 Glen Knoll Ct Columbia, SC	3.0	2.0	1320	$1,699	$1.29	12d	1	0.31mi
4500 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1031	$1,455	$1.41	3d	4	0.43mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	3d	1	0.73mi
108 Quinton Ln Columbia, SC	3.0	2.0	1052	$1,749	$1.66	22d	1	0.82mi
225 Lawson Dr Columbia, SC	2.0	2.0	1288	$1,580	$1.23	24d	1	1.02mi
109 Jaybird Ln Columbia, SC	3.0	2.0	1250	$1,679	$1.34	3d	1	1.13mi
201 Trowbridge Rd Columbia, SC	3.0	2.0	1220	$1,649	$1.35	24d	1	1.21mi
21 Winslow Ct Columbia, SC	3.0	2.0	1220	$1,649	$1.35	22d	1	1.47mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 26 events

1. 2026-05-23
   status Pending
2. 2026-05-21
   price $165,000
3. 2026-05-21
   price $169,000
4. 2026-05-07
   price $169,990
5. 2026-04-19
   price $174,000
6. 2026-04-08
   price $178,000
7. 2026-04-06
   listed $187,000 Active
8. 2022-01-27
   soldstatus $150,000
9. 2022-01-07
   historical
10. 2021-12-23
    listed $150,000 Active
11. 2019-05-10
    soldstatus $98,000
12. 2019-04-09
    historical
13. 2019-04-09
    listed $98,000 Active
14. 2019-03-07
    historical
15. 2019-02-28
    status Active
16. 2019-01-08
    historical
17. 2019-01-08
    historical
18. 2019-01-02
    listed $98,000 Active
19. 2018-12-06
    price $98,000
20. 2018-11-21
    status Active
21. 2018-11-19
    historical
22. 2018-11-13
    status Active
23. 2018-11-12
    historical
24. 2018-11-08
    status Active
25. 2018-10-10
    historical
26. 2018-10-01
    listed $100,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,677 · $140/mo
• Projected year-2 tax: $1,677 · $140/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,325
• − Mortgage interest: −$9,243
• − Property taxes: −$1,677
• − Insurance: −$825
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − HOA: −$516
• − Depreciation: −$4,800
• Taxable income: $853
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $3,241/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Richland 02
• NCES district ID: 4503390
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $59,684
• Composite: 36.2/100
• National rank: #4730
• State rank: #29 of 80 in SC

Livability — Dentsville

• Score: 71/100
• State rank: #50
• US rank: #6940

Category grades

Amenities D+ Commute F Cost of living A+ Crime F Employment F Housing A Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Korean 1%

Political lean MEDSL · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• Metro: Columbia, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+65.0% since first listed

26 events — show timeline

• 2026-05-23 Pending — Consolidated MLS
• 2026-05-21 Price Changed $165,000 Consolidated MLS
• 2026-05-21 Price Changed $169,000 Consolidated MLS
• 2026-05-07 Price Changed $169,990 Consolidated MLS
• 2026-04-19 Price Changed $174,000 Consolidated MLS
• 2026-04-08 Price Changed $178,000 Consolidated MLS
• 2026-04-06 Listed $187,000 Consolidated MLS
• 2022-01-27 Sold (Public Records) $150,000 Public Records
• 2022-01-07 Delisted — Consolidated MLS
• 2021-12-23 Listed $150,000 Consolidated MLS
• 2019-05-10 Sold (Public Records) $98,000 Public Records
• 2019-04-09 Delisted — Consolidated MLS
• 2019-04-09 Listed $98,000 Consolidated MLS
• 2019-03-07 Delisted — Consolidated MLS
• 2019-02-28 Relisted — Consolidated MLS
• 2019-01-08 Delisted — Consolidated MLS
• 2019-01-08 Delisted — Consolidated MLS
• 2019-01-02 Listed $98,000 Consolidated MLS
• 2018-12-06 Price Changed $98,000 Consolidated MLS
• 2018-11-21 Relisted — Consolidated MLS
• 2018-11-19 Delisted — Consolidated MLS
• 2018-11-13 Relisted — Consolidated MLS
• 2018-11-12 Delisted — Consolidated MLS
• 2018-11-08 Relisted — Consolidated MLS
• 2018-10-10 Delisted — Consolidated MLS
• 2018-10-01 Listed $100,000 Consolidated MLS

Property tax history

+5.0%/yr

Latest (2025): $1,677 · +3.6% YoY. Source: county tax records.